Letter from dhk Architects RE: Helmcken + Burnside DP Application

RE: Helmcken + Burnside DP Application

Dear Mayor Screech and Council:

As the agent for Boardwalk we are happy to submit the development permit application for the multifamily site at Helmcken and Burnside, which was rezoned for this purpose in July 2020.

The design refinements and added detailing reflected in this DP application remain very true to the materials of the rezoning process, and so we believe this will be well received by Planning and Council.

While the basic building forms remain unchanged the total number of proposed units has reduced from to 246 to 234 to allow for increased indoor amenity and office space. The general project merits and specific DP area guideline compliance details are as follows:

1. Bylaw Compliance

The design complies with the new CD-24 zone in all respects, and meets the intent of the OCP Northern Gateway Community Corridor, which encourages higher density housing in this location. There will also be significant street improvements that strengthen north-south pedestrian connections.

2. Tree Retention

One of the fundamental priories of the project is the retention of mature evergreen trees around the site perimeter, with the building footprints, parkade, and site works all designed to protect critical root zones and maintain separation from tree crowns.

3. Servicing

Site services are largely adequate for this redevelopment. Future storm flows will match pre-development run-off conditions by providing on-site detention in rain gardens. It is anticipated that water main upgrades will be required to provide FUS fire flow coverage for the development, benefitting the wider neighbourhood with increased overall capacity.

4. Street Improvements

In conjunction with the on-site work there will be extensive upgrades to the street, including new curbs, sidewalks, boulevards, and street trees over the full frontages of both Burnside and Helmcken. A new bike line and bus stop will be provided on Helmcken. A new “gateway” landscaped area will be built at the intersection that creates a greatly upgraded entry point into View Royal.

DP Area Guideline Compliance (Mixed Residential):

Through iterative collaboration with Planning and Council over the course of the rezoning process, the design has been refined to embody almost all aspects of the Mixed Residential DP area, with no substantial exceptions. This is achieved as follows:

1. Design Character

1. Contribute to a pedestrian-friendly streetscape with individual at-grade unit entries and green buffering.
2. A unified architectural concept that expresses variation and consistency.
3. Durable/high quality materials with wood elements and west coast character.
4. Promotes eyes on the street with extensive patios, decks windows and doors at grade all around the buildings; residences front onto streets.
5. Access to private outdoor space for all units.
6. Highly articulated roofs, decks, and windows throughout, especially at the main intersection.
7. Main entry weather protection.
8. Recessed and obscured garage doors.

2. Siting, Height & Massing

1. The south building is designed to sit lightly on the rock outcropping, with the habitable space fit around this natural feature.
2. Variations in height, roof lines, and massing.
3. Gaps and bends in buildings create layered views through to green spaces.
4. Reduced height along the west property line, combined with the retention of mature evergreen trees limits overlook and shadowing impacts on neighbours.
5. Setbacks and terracing used at upper levels to give more refined proportions and visual interest to the buildings.

3. Landscaping

1. Existing perimeter trees retained as much as possible.
2. New planting features predominantly indigenous species.
3. Central Woonerf space is characterized by a rich interplay of soft and hard landscape elements.
4. Public/private spaces are delineated with low fences with gates, hedges, trees, and small grade changes.
5. A south-facing amenity room is provided with at-grade garden access.
6. Stormwater runoff is minimized and automatic irrigation is included.

4. Parking, Access, and Circulation

1. All parking is underground apart from a small amount of short term drop off spaces in the woonerf.
2. Drive surfaces are richly textured and plaza-like rather than basic asphalt.
3. New sidewalks will be built on both facing public streets.
4. Service components will all be screened, recessed or otherwise withdrawn from public view.

5. Lighting & Safety

1. Site lighting will be designed to ensure pedestrian and motorist safety, and contribute to an overall consistency in design language.
2. Outdoor lighting will be “dark skies” friendly, oriented to illuminate the soft and hard landscaping rather than the atmosphere.
3. CPTED principles are governing every stage of design and construction through limited building recesses, adequate lighting levels, minimal concealment opportunities, and widespread eyes on the street.

I hope this proposal meets with your approval, and I look forward to working in View Royal.

Sincerely,

Rob Whetter, Architect AIBC, LEED™ AP de Hoog & Kierulf architects